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June 13, 2009

APA talks hamlet expansion procedure

By KIM SMITH DEDAM

RAY BROOK — Adirondack Park Agency commissioners talked hamlets and map amendments this week.

The board reviewed the process that towns follow to change hamlet boundaries on the APA Land Use Map.

Scattered among nearly 6.2 million acres of forest wilderness, Hamlet zones, as the least restrictive land use, were kept open for commerce.

APA Attorney John Banta said Adirondack Park zoning "was driven by characteristics of the land."

It is town — not state — comprehensive planning that identifies potential land use.

MAP CHANGE
When the APA Act maps were first drawn in the early 1970s, lines generally fell along roads, shorelines, rivers and other natural borders.

Hamlet boundaries enclosed densely settled areas with public services, such as water and sewer lines.

An earlier land-use category, Rural Hamlet, did not require water and sewer infrastructure. But that definition was later collapsed into the current term "Hamlet," which sometimes causes confusion in what the old maps show, said APA staff planner Matthew Kendall.

CORE AREAS
Hamlet areas were "intended to accommodate a large portion of the necessary and natural expansion" of the park's housing and commercial area, Kendall said.

Regulation sections 805 and 583 require, in part, that mapping changes "take natural resources, open space, public, economic and other land-use factors and any adopted local comprehensive plans into account."

Gauging potential impact from changes in land use has become easier, said John Connolly, the Park Agency's acting executive director.

In 20 years, APA has extensively mapped soils, wetlands and other sensitive terrain throughout the park; the information is now readily available as Geographic Information System data provided to towns at no cost.

LOCAL PLANS
But looking at land use, towns often raise other questions and opt to amend land-use designations to something other than Hamlet, such as Moderate Intensity (with 1.3 acres per principle building lot) or Low Intensity (with 3.2 acres per building) depending on what they hope to achieve.

"We have found many people are satisfied with the level of density in their communities," Connolly said.

But no map change makes sense without an active local comprehensive plan.

"It enhances the process," Connolly said, if town fathers have a good handle on what is available.

APA Commissioner Bill Thomas, former supervisor of the Town of Johnsburg, spoke from experience, having expanded hamlet boundaries during his tenure.

"Planning and hamlet expansion go hand in hand," he said.

Adirondack towns considering map amendments should apply to the Department of State for workforce revitalization money, Connolly said.

In every case, hamlet expansion is done to foster economic growth.

SPEEDING IT UP
APA Chairman Curt Stiles asked staff: "How do you make the process work faster? The total cycle time needs to be reduced so we can be more in tune with community need."

In changing boundaries, faster isn't always better, Connolly said.

"The map-amendment process is one that cannot be rushed."

After APA staff review, new maps undergo a 30-day public-comment period.

Property owners of all parcels involved are notified by return-receipt mail.

And in every case, map amendments then go to a public hearing.

CHANGES AHEAD
Several Essex County communities are actively seeking mapping changes, Kendall said.

The Town of Minerva has 15 map amendments before APA, looking to reclassify 4,591 acres.

And Minerva has asked for a 120-day public-comment period, Connolly said.

The Town of Westport is also seeking map amendments in the hamlets of Westport and Wadhams.

But an environmental challenge in Westport, Kendall said, is severe soils limitations with heavy clay and poor drainage for septic systems.

"In Westport, they almost need sewer (treatment plant) to accommodate additional growth."

In Wadhams, he said, one area tapped for hamlet expansion abuts lands zoned Agricultural, requiring consult with New York Agriculture and Markets.

Despite the apparent complexity, even without sewer or water, if a community comes looking for hamlet expansion, "we can find a way," said Commissioner Dick Booth.

E-mail Kim Smith Dedam at: kdedam@pressrepublican.com

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